IndustrialBUSINESS 1FreeholdDistrict 13 · Toa Payoh

Joo Seng Warehouse

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2026

Quick Summary

Joo Seng Warehouse is a industrial building in District 13 · Toa Payoh, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 67 transactions are on record since 1995, at a median S$607 psf, most recently in Jun 2026. ACRA records 43 live company registrations at this address.

The facts are here — now get the verdict on Joo Seng Warehouse.

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What are the key facts about Joo Seng Warehouse?

Key takeawayJoo Seng Warehouse is a industrial building in District 13 · Toa Payoh, zoned BUSINESS 1, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 13 · Toa Payoh
Address: 3 Upper Aljunied Link
Land area: —
Completed: Not on record
Storeys: 8 (© OpenStreetMap contributors)
Strata units (MCST): 84
Managing agent: STRATA LAND PROPERTY CONSULTANTS PTE LTD
Strata formed: 1997 (MCST 2133)
Units with a recorded sale: At least 34
Transactions on record: 67 (records start 1995)
Live listings: None
ACRA registrations: 43

About Joo Seng Warehouse

Joo Seng Warehouse is an industrial building in Toa Payoh (District 13). It is located along Upper Aljunied Link, Singapore 367902.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is freehold.

66 transactions have been recorded here, at a median of S$607 psf. The most recent was in October 2025.

Across JTC's rental returns for Upper Aljunied Link, the median rent for industrial space on this street works out to about S$1.74 psf per month over 106 observations. Observed medians on the street span S$0.90 to S$2.40 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 7.3 km away. The closest business-park zone is about 752 m away. The nearest MRT is Tai Seng MRT, 761 m away (about a 12-minute walk). The closest bus stop (Aft Jln Muhibbah) is 346 m away (about a 5-minute walk).

52 businesses are currently registered at this address with ACRA.

What is Joo Seng Warehouse zoned as?

Key takeawayJoo Seng Warehouse sits on land zoned BUSINESS 1 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 1
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Joo Seng Warehouse sold for?

Key takeawayAcross 67 recorded transactions since 1995, the median price is about S$1.37M, most recently in Jun 2026.

Date	Use	Price	Area	PSF
Jun 2026	Warehouse	S$2.00M	2,110 sqft	$948
Oct 2025	Warehouse	S$1.78M	2,110 sqft	$846
Jan 2025	Warehouse	S$1.69M	2,110 sqft	$800
May 2023	Warehouse	S$2.05M	2,056 sqft	$997
Apr 2023	Warehouse	S$1.51M	2,110 sqft	$715
Sept 2022	Warehouse	S$2.48M	3,498 sqft	$709
Sept 2022	Warehouse	S$1.50M	2,110 sqft	$712
Apr 2022	Warehouse	S$1.48M	2,110 sqft	$702
Jun 2021	Warehouse	S$1.28M	2,110 sqft	$607
Dec 2020	Warehouse	S$1.24M	2,110 sqft	$587

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Joo Seng Warehouse rent for?

Key takeawayNo rent is published for Joo Seng Warehouse itself. On its street, Upper Aljunied Link, strata factory space rented at a median of $2.40 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Upper Aljunied Link

Street level · 2026Q3

25th pct

—

— psm

Median

$2.40

$25.83 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +4.6% on a year earlier

2023Q4 · $21.94 psm2026Q3 · $25.83 psm median

This is the MEDIAN of JTC-published rents across leases on this street in the stated quarter, not the asking or contracted rent of any particular unit. Streets with too few leases are suppressed by JTC and appear as no value -- suppressed is not zero.

Source: JTC J-SPACE, rental of industrial space by street.

Market context around Joo Seng Warehouse

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at Joo Seng Warehouse?

Key takeawayURA's planning decisions at Joo Seng Warehouse since 2000 are below. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

8 Nov 2002Approved
Additions & alterations
Proposed extension to the bin centre at the existing 8-storey warehouse complex

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Upper Aljunied Link price?

Key takeawayUpper Aljunied Link's current JTC street rent is S$25.83 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.6% (3.2% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$790

Indicative street yield

3.6% gross

3.2% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is near Joo Seng Warehouse?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 761 m away.

Getting around

Tai Seng MRT761 m · ~12 min

Amenities nearby

Healthlink Medical Clinic & Surgery · 239 mAft Jln Muhibbah · 346 mEducational Institution · 493 mTai Seng MRT Exit A · 684 mBusiness Park · 752 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Joo Seng Warehouse

Key takeawayThe nearest station is Tai Seng (CC11), 684 m away — a busy station, with about 45,000 taps in and out on an average weekday. 19 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 92% of industrial buildings

nearest MRT/LRT Tai Seng (CC11) 684 m, about 45,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 10,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 44,000 residents within 1 km (June 2026). Ranked against 8,225 industrial buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around), not a count of people.

Stations within 1 km

Tai Seng (CC11)684 m · about 45,000 weekday taps
Bartley (CC12)820 m · about 19,000 weekday taps
Mattar (DT25)872 m · 9,848 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Joo Seng Warehouse. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 10,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 10/11/19 To 21 Joo Seng Road (HDB)108 m
S$0.60 per half-hour at midday on a weekday · 245 car lots
Upp Aljunied Link Off St (URA)116 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Blk 12 To 18 Joo Seng Road (HDB)173 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 337 car lots
Kampong Ampat (URA)185 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Blk 2A Joo Seng Road (HDB)265 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 449 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. Joo Seng Warehouse's own car park, if it has one, and its charges are not in the open data.

Who's registered at Joo Seng Warehouse?

Key takeaway43 live companies (and LLPs and branches; sole proprietors are not counted) list Joo Seng Warehouse as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
27
Transportation and storage
5
Financial and insurance
3
Administrative and support services
3
Information and communications
2
Construction
1
Manufacturing
1
Other services
1
Professional, scientific and technical services
0
Accommodation and food services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$18.70 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$18.70 psm/mo
Observed range: S$9.69 – S$25.83

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.

Frequently asked questions about Joo Seng Warehouse

Where is Joo Seng Warehouse?⌄

Joo Seng Warehouse is at 3 Upper Aljunied Link, Singapore 367902, in the Toa Payoh planning area.

What is Joo Seng Warehouse zoned as?⌄

Joo Seng Warehouse is zoned Business 1 under the URA Master Plan, with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

What kind of business can operate at Joo Seng Warehouse?⌄

Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of Joo Seng Warehouse?⌄

Joo Seng Warehouse is freehold.

What have units at Joo Seng Warehouse sold for?⌄

Across 66 recorded transactions, the median is S$607 psf. The latest was in October 2025.

What does industrial space near Joo Seng Warehouse rent for?⌄

JTC's rental returns for Upper Aljunied Link put the median at about S$1.74 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Upper Aljunied Link, not a rent quoted for Joo Seng Warehouse itself.

What is the nearest MRT station to Joo Seng Warehouse?⌄

Tai Seng MRT is the closest, 761 m away (about a 12-minute walk).

How many businesses are registered at Joo Seng Warehouse?⌄

52 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.